Planning Commission recommends allowing small indoor gatherings at historic bed-and-breakfast, sends change to city council

The Guthrie Planning Commission voted 4-0 on May 27 to recommend that the City Council allow removal of a condition that currently bars receptions, meetings and parties at the bed-and-breakfast at 201 North 13th Street, sending the request to the council for final action on June 3.

The change would lift a clause applicants said was worded so broadly it prevented ordinary, home‑scale gatherings such as book clubs, tea socials or a chamber “coffee” event. “All we're trying to do is have the restrictions removed so we can have a birthday party like our neighbors could have,” said Carrie Clark Keller, who identified herself as a chamber employee and supporter of the request.

Why it matters: the condition was added as part of a special-use permit approved Feb. 7, 2023; the City Council in February 2025 later amended the permit to increase allowed guest rooms from five to seven. Neighbors told the commission they accept the B&B in general but worry that allowing events could worsen existing parking congestion and safety at the nearby unregulated intersection on 13th Street.

Commission and staff discussion focused on balancing neighborhood impacts and the property owners' stated intent. A staff report noted the property’s original special-use permit included limits on room count and occupancy and that the council on Feb. 25, 2025 had already approved an amendment to increase units from five to seven. Staff recommended approving removal of the condition if the commission found it would not have a negative impact, and suggested possible compromise language such as prohibiting outdoor events while allowing small indoor gatherings.

Neighbors asked how code enforcement and revocation would work if problems arise. “If we do find that there's been a big problem in that area, we can be addressed back on the docket again, and we can discuss it and do something about it,” the chair said, describing the typical code‑enforcement process: complaints, investigation, written notice and, if unresolved, possible revocation proceedings before the commission and council.

Speakers at the public hearing described parking and yard impacts from prior events. “My only concern with anything is, of course, going to be the parking issue,” said Michael Stutzman, who lives across the street at 1409 West Cleveland. Another neighbor, Faith Stutzman, said occasional events that draw outside visitors can raise longer-term housing and property‑value concerns in small towns.

The applicant and supporters said the house is not configured for large commercial events and that their intent is modest community uses. “That house is not equipped, designed, able to handle a large amount of people,” Carrie Clark Keller said, listing examples such as book-club meetings, bridal showers and the Victorian home tour.

Commission action: A commissioner moved to approve the applicant's request as submitted; a second was recorded and the motion passed with four yes votes (Zach Robbins, Steven Harrison, Phil Nichols and Brent Linford). The commission’s recommendation and the testimony will be considered by the City Council at its meeting on June 3.

Next steps: The City Council will make the final determination on June 3. If council approves removal of the condition, enforcement of any resulting problems would proceed through the city's code-enforcement process; staff noted the possibility of returning the permit to the commission for additional conditions or revocation if conditions are violated.

Ending: For residents concerned about parking or safety on 13th Street, staff and commissioners suggested raising those issues separately with the council (for traffic controls or parking restrictions) or with code enforcement if specific permit conditions are violated.